Model valuation£417,0008 Busby Close
Local market context
16 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU
EPC B
Estimated value
£764,000
- Since the 2018 sale (£589,950)+30%
- Against WF2 6TU's recent median (£560,000)+36%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
240 m²
2583 sq ft
Energy rating
B
Score 87
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£764,000
- Against its 2018 sale (£589,950)+30%
- Against WF2 6TU's recent median (£560,000)+36%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Patch Wood View is modelled from its 240 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF2 6TU. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
240 m² from the EPC lodged in May 2017
Sales of this home
1 sale recorded, the latest in 2018
Recent sales in WF2 6TU
5 sales, median £560,000 (2025–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
16 Patch Wood View valuation sits well clear of the typical sold price in this postcode.
Sales timeline
26 April 2018Most recent
£589,950
Median price across the last 5 sales in WF2 6TU: £560,000 (2025–2019).
Nearby sales in WF2 6TU
10 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU
Sold Jul 2025
£710,0002 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU
Sold Jun 2021
£575,0008 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU
Sold Sept 2019
£499,95023 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU
Sold Nov 2018
£579,9507 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU
Sold Sept 2018
£510,000
What this page doesn't show
1 potential issue has already been flagged for 16 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 16 Patch Wood View
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Patch Wood View is a detached house in Newmillerdam, Wakefield, Wakefield (WF2 6TU). It has a recorded floor area of 240 m² (around 2583 sq ft). The latest certificate (May 2017) returns a high B (score 87), putting the home a stone's throw from an A rating. The recommended improvements would push it to A (score 92).
At 240 m² it's 24.4% larger than the typical home in the postcode (193 m² median across 19 EPCs). 8 years since the last transfer (April 2018). Today's modelled estimate of £764,000 is 29.5% above the 2018 sale price.
Before you decide
Everything you need to know about 16 Patch Wood View
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Achieving this rating across a home of this size is uncommon — larger homes typically score lower.
Current Certificate
May 2017EPC Rating
A
B
B87
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Very Good
CO2 Emissions
2.9 t/year
Occupancy
—
Certificate validity
Valid until 9 May 2027
Planning history
Applications and permits filed against 16 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU, sourced from the PlanIt planning register.
16 Patch Wood View has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Patch Wood View homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 16 Patch Wood View stands well clear of the street.
Price per m²
£2,458
Street avg £2,842
Floor Area
240 m²
Street avg 200 m²
CO₂ Emissions
2.9 t/year
Street avg 2.7 t/year
Years Held
8 years
Street avg 8 years
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Wakefield district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
409/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Barnsley Road Patch Wood View — bus stop.
Closest school
1.5 km
Crigglestone Dane Royd Junior and Infant School. 5 schools nearby.
Nearest schools
- Crigglestone Dane Royd Junior and Infant SchoolPrimary1.5km
- Hendal Primary SchoolPrimary1.8km
- Kettlethorpe High SchoolSecondary2.3km
- Crigglestone St James CofE Primary AcademyPrimary2.6km
Nearest stops
- Barnsley Road Patch Wood ViewBus stop106m
- Barnsley Road Seckar LnBus stop501m
- Barnsley Rd Wood LaneBus stop734m
- Barnsley Road Mill LnBus stop929m
Most reported crime locally
- Violence & Sexual Offences3,031 reports46%
- Anti-social Behaviour682 reports10%
- Public Order465 reports7%
- Criminal Damage & Arson425 reports6%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around WF2 6TU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.5dB
Night-time· 23:00 – 07:00
40.1dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
Detached HouseEPC B
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £995 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 16 Patch Wood View is modelled from its 240 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF2 6TU. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 16 Patch Wood View. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 16 Patch Wood View was lodged in May 2017 at band B and is valid until May 2027. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 16 Patch Wood View. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 16 months, which places each incident at an approximate point. The 5 schools and 30 stops listed are measured in a straight line from WF2 6TU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 16 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in WF2 6TUSold prices, values and energy ratings for the postcode
- WF 2 property marketPrices, postcodes, schools and transport across the district
- 16 Patch Wood View, Newmillerdam, Wakefield valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales